California E&S Insurance

Mother headed to Hospice with severe dementia, surprised 2 days ago with a prognosis of 12 days -1 month. Her house is headed towards probate, is a quick refi possible or a good idea? California, I am her POA (can't form a trust, POA from local legal aid wasn't strong enough much to my surprise yesterday) can refinance her mortgage. There isn't a possible outcome where my mother will be able to sign a new POA or trust before death. Her loan is atrocious (4.75%, 2400 inc. taxes) & more than we can sustainably afford without her monthly retirement (income from divorce will expire with her) & her SSI. Worried about our families ability to pay that with her house tied up in probate for 4-6 months. Immediate family was planning on renting it out as a way to pay for the mortgage & keep the asset in the family. 200k mortgage on a house valued \~ 600k. My mom doesn't have any assets we can sell & we have to spend down approximately 5k to qualify for Medical to pay for her hospice. So after she passes, factoring burial costs, we will take on the burden of the mortgage without funds to float us. I have approximately 6k stocks I can sell to help float, but idk if I will be able to recoup that in any reasonable period & was hoping to save that for retirement (28 years old). She barely qualifies for a conventional mortgage refi at the moment \~3.4% 1800/ inc. taxes (high debt i.e. mortgage to income ratio). We were waiting a few months to build my grandma's credit (no credit history) to cosign & refinance with a much rate i.e. \~2.3% no upfront costs on either. Now that we don't have the time to wait for that does trying to get a quick refi through on my moms income make sense? Close family who would inherit don't make good refi mortgage candidates after probate. Brother (already has mortgage on his own home, lost job due to Covid, went back to school on GI bill), other brother (living on SSI due to disabilities), me (student debt balance surpassing yearly income, work as a server & COVID wrecked my income this year). My brothers wife is willing to be a guarantor ( high income but on brothers mortgage) cause she's an angel, but that isn't ideal. My Grandma is willing to be a guarantor but only makes \~30k (no debt) & her health is very fragile so I worry about betting on that income if we have to wait months on end for her credit + probate. All that being said I already have all my moms documents summitted with a local broker from our previous refi attempt before we realized my gram had zero credit. I think it would be fairly easy to get the process going in the next few days. I just have zero idea whether that is a good idea or not, or what happens if my mother dies during the process, or how long the loan process will take? If she dies during that process will we be left with additional fees added onto mortgage without the lower monthly bill from completed refi? If you have any questions or need more info, to help make judgements let me know. Very stressed & juggling a lot right now. Some financial direction or any insight would be extremely helpful. Update*: Just got off a call with one of the brokers I had previously been shopping with. He said that there is nothing legally wrong with what I'm doing & that it's exactly what the Power of Attorney is for. He said the turn around for his company was 30 days, & that if my mom dies before the refinancing is complete, it probably ends up null before going into probate. (Rocket mortgage is a great service. Although I was able to find slightly cheaper rates locally.)

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  "title": "Mother headed to Hospice with severe dementia, surprised 2 days ago with a prognosis of 12 days -1 month. Her house is headed towards probate, is a quick refi possible or a good idea?",
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